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CC 07-02-2024 Item No. 7 Housing Element _PresentationPresentation CC 7-02-2024 Item No. 7 Housing Element Zoning 1 City Council July 2, 2024 6th Cycle Housing Element Update Rezoning Agenda Housing Element Overview/Sites Inventory Rezoning Scope: New Zoning Districts/Text Changes for consistency Related Amendments: HOC, BMR Manual Staff Recommendation PC Review and Recommendation Public Comments Next steps Housing Element adopted May 14, 2024 1 2 2 Housing Element Overview State-mandated General Plan Element Required to be updated every 8 years Consists of: Needs Assessment, Fair Housing Assessment, Constraints Analysis, Sites Inventory, Policies & Programs 6th Cycle Housing Element covers 2023-2013 Oversight Agency: CA Dept of Housing and Community Development (HCD) City received conditional compliance letter from HCD April 10, 2024 Housing Element adopted by Council May 14 Rezoning to PC June 11 Adopted Housing Element Priority Housing Sites 3 4 3 RezoningRezoning Scope of Rezoning ONLY related to Housing Element conformance Text amendments to: Establish new zoning districts: R-4 and TH Modify existing regulations Edits for consistency with State law Edits for internal consistency Map amendments limited to Priority Housing Sites R-1 properties subject to Missing Middle Strategy HE-1.3.6 not being rezoned 5 6 4 New Standards – R-4 zones Accommodates densities 50 du/acre and higher Aligns High/Very High (50-65 du/acre) and Very High (65-80 du/acre) General Plan designations 40 of 58 Priority Housing sites are R-4 Front and Rear Setback Standards R-4 zones Arterial Sidewalk and landscape strip 35 feet to face of curb Level 3 Level 2 Level 1 Level 5 Level 4 18 feet to PL Front Property line 20 feet to PL Rear Property line 30 feet to PL 45 feet to PL 70 f e e t Face of curb 7 8 5 Side Setback Standards R-4 zones Level 3 Level 2 Level 1 Existing 3 story Bldg. Side Property line Level 2 Level 1 Level 5 Level 4 Level 3 Side Property line 10 feet to PL 20 feet to PL 70 f e e t 10 feet to PL 20 feet to PLExisting 2 story Bldg. New Standards –TH combining zone Only for use with existing residential base zoning 16 of 58 Priority Housing Sites with R-3 base zoning Goal: to allow lower-scale buildings near single-family neighborhoods and encourage different housing types Height: 30 feet max (General Plan standard) Front setback must meet underlying base residential zoning: 20 feet minimum unless on a major roadway Side and rear setbacks established 9 10 6 New Standards (contd.) Emergency Shelters Required to be by-right in at least one zoning district Allowed in BQ and R-4 zoning districts By-right approval for Priority Housing Sites that include 20 du/acre and 20% of total units for LI and VLI households: Exempt from CEQA Objective design review Up to 50 units – Administrative Hearing 50+ units – Planning Commission Review Modification of existing standards Multiple Family (R-3) zoning districts Structure of ordinance modified to distinguish between fourplexes and five or more units The regulations for developments with five or more units modified to accommodate higher densities Language re: maintenance of common areas etc. Various Chapters in Title 19: Conformance with State law re: types of housing that must be allowed by-right Definitions updated for consistency with State law 11 12 7 Updated to reflect the Zoning District changes to Priority Housing Sites New colors and labels on Map to indicate new zoning designations, R-4 and TH Map clearly Identifies Priority Housing Sites BMR Manual update to modify program to match Housing Element (Strategy HE-2.3.3 Zoning Map/BMR Manual PC Review and RecommendationPC Review and Recommendation 13 14 8 Recommended approval of HOC Specific Plan Amendments, BMR Mitigation Manual and Zoning Map (4-0 Absent: Fung) No Recommendation on Municipal Code Amendments (2-2 Absent: Fung) PC Review and Recommendation Height – increase to 35 feet (no consensus) Height established by General Plan Located in or abut low density residential homes Could be designed with lower plate heights or utilize CA Density Bonus law Lot Coverage and Floor Area Ratio – Eliminate lot coverage and increase FAR (no consensus) Reduced areas for landscaping, urban canopy impacts 100% FAR would allow townhomes larger than in R1-5 zones. Changed to 85% FAR from 70% FAR. PC Review – Topics discussed with motion - TH Combining District 15 16 9 Front Setback – use underlying zoning standard for R1-a (consensus) Change made to use underlying zoning standard for front setback in all R1 zoning districts using Missing Middle Policy Rental – Eliminate word “rental” (consensus) Change made Parking requirements – reduce standard for duplexes built in R1 zoning districts to 2 open and 2 enclosed (no consensus) No change made. Council could make change if desired PC Review – Topics discussed with motion – Single Family (R1) zones: Duplex Development No. of stories – Eliminate maximum number of stories and retain 70-foot building height standard One height standard could provide greater developer flexibility Proposed standard based on construction types, building forms, activation of ground floor, visual preference surveys and developer feedback Consensus reached on 70-foot maximum, not 5 stories. If desired, council could eliminate dual 5-story standard PC Review – Topics not discussed with motions – R-4 Zoning District 17 18 10 Duplex – Eliminate/modify 200 sq. ft. standard between units Existing definition subjective under state law, not enforceable. Objective standard necessary Elimination could result in greater flexibility when building 200 sq. ft. maximum separation allows one extra bedroom and bathroom in one of the units If Council desires, it could eliminate, modify or change the proposed standard PC Review – Topics not discussed with motions – Definitions FAR standard – Eliminate 55% FAR standard (minimal discussion, no consensus) Proposed standard based on survey of neighboring jurisdictions – Mtn. View and Sunnyvale Duplexes similar in size/scale to single family structures Currently, no lot FAR limitation for R-2 development. Existing coverage standard (40%) could allow 80% FAR Missing Middle policy primary focus of public based on comments received. Issue: compatibility with Single-Family homes vs. encouraging expanded use of policy If Council desires, it could eliminate or modify the proposed standard PC Review – Topics not discussed with motions – R-1 zoning district – Duplex Development 19 20 11 Public CommentsPublic Comments Public Comments - Received after PC meeting Several comments received to: Eliminate no. of stories in R-4 zones Eliminate size standard from definition of duplex Expand/modify lot coverage limits for R-3 zones Eliminate minimum lot size requirements for R-3 properties Eliminate or modify following standards for duplexes in R-1 zoning districts per the Missing Middle strategy Floor Area Ratio Parking standards Side yard setbacks Several comments also received to keep the proposed ordinance unchanged, including, specifically, the standards outlined above 21 22 12 Lot Coverage and FAR Comparison across zonesLot Coverage and FAR Comparison across zones Floor Area RatioLot CoverageScaleZoning ProposedExistingProposedExisting No change45%No change45%+5% for eaves /covered patios Single family Res (SFR)Single Family R-1 55%-40%-Larger SFRNEW!Duplex in R- 1 (Missing Middle) No changeNo limitNo change40%Larger SFRDuplex R-2 (not part of scope) No changeNo limitNo change40%Larger SFR1-4 units R-3 No changeNo limit55%40%Apt. scale5+ units 85%-55%-Six or eight-plexNEW! Townhome TH No limit-55%-High Density scale NEW!Multi-family R-4 RecommendationRecommendation 23 24 13 Recommendation That the City Council adopt resolutions (with the redlines proposed) to: Municipal Code Amendments (Attachment A) Specific Plan Amendments and BMR Mitigation Manual updates (Attachment B) Zoning Map Amendments (Attachment C) Next StepsNext Steps 25 26 14 Next Steps Objective Design Standards – Fall 2024 Safety Element update – Winter 2024/25 Questions?Questions? 27 28